Night Caps: Homestead vs North Miami
How do night caps rules compare between Homestead, FL and North Miami, FL?
Homestead has fewer restrictions than North Miami.
Homestead, FL
Miami-Dade County
Homestead does not impose annual night caps or limits on how many nights per year a property can be rented as a short-term rental. Florida law preempts cities from imposing overly restrictive STR limitations. Operators must maintain valid business tax receipts and state licenses regardless of rental frequency.
View full Homestead rules →North Miami, FL
Miami-Dade County
North Miami effectively imposes a hard floor (not a cap) on short-term stays: any rental of 3 months or less is prohibited, and a property may not be rented or leased more than 4 times in any 12-month period. Florida Statute 509.032(7)(b) prevents the city from enacting newer ordinances that regulate rental duration or frequency, but North Miami's existing zoning-based prohibition remains enforced.
View full North Miami rules →Key Facts Comparison
| Fact | Homestead | North Miami |
|---|---|---|
| Night Cap | None — no annual limit | - |
| State Preemption | FL Statute 509.032 | F.S. 509.032(7)(b) (pre-2011 framework preserved) |
| License Required | Yes, regardless of frequency | - |
| Tax Collection | Required for all rental nights | - |
| Contact | (305) 224-4800 Code Compliance | - |
| Minimum Stay | - | More than 3 months (sub-3-month stays prohibited) |
| Annual Frequency Cap | - | Maximum 4 rentals per 12 months |
| Long-Term Rentals | - | Permitted (>3 months) |
| Planning Dept. | - | (305) 895-9825 |
Highlighted rows indicate differences between cities.
Homestead FAQ
Is there a limit on how many nights I can rent my Homestead property?
No. Homestead does not impose annual night caps on short-term rentals. Florida law preempts cities from imposing such restrictions.
Can Homestead limit how often I rent on Airbnb?
No. Under Florida Statute Section 509.032, the city cannot impose night caps or frequency limits that would effectively ban vacation rentals.
Do I still need a license if I only rent a few times a year?
Yes. Regardless of rental frequency, you need a local business tax receipt and DBPR vacation rental license. Taxes must be collected for every rental night.
North Miami FAQ
What is the minimum rental period in North Miami?
Rentals must be longer than 3 months. The City of North Miami expressly prohibits any rental of 3 months or less, eliminating typical nightly and weekly vacation rentals citywide.
Is there a maximum number of rentals per year?
Yes. A property may not be rented or leased more than 4 times in any 12-month period in North Miami. This frequency cap applies in addition to the 3-month minimum stay requirement.
Are weekly or weekend rentals allowed?
No. Because rentals of 3 months or less are prohibited, weekend, weekly, and monthly stays are not permitted. Long-term leases longer than 3 months remain allowed under standard residential zoning.
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